The main thing that concerns me about a partnership is that her fiance (who is a part of her business team) would be part of the partnership. 

If the seller needs cash from the sale now, then obviously seller financing won't work.You'll also have to check with the main lender that they'll allow a 2nd on the loan (the seller financing) and that they're OK with essentially 100% financing. 

The main problem is that the shower electronic control panel is locked and I am not able to unlock it to access the options. 

In your case, you have the best/main reason to form a LLC as you are investing with non-spousal partners.In your case, its necessary since you need, or should have, to have "all" your options/contigencies figured out in advance. 

Because these rents are so depressed I am pretty sure I will have to go the eviction route and I have accounted for this I mean here in Vista, CA a 1 BD 1BA is 1,500, they are going for 1,100 the main home 3 BD 2 BA should be around 3200-3500 currently 1,800 and hes paying most of the utilities.

Carl, $1M GL and added as an Additional Insured on the tenants policy are the main strategies.  

Also, it will be a long time before I can actually benefit from not having to deal with the messy wax when replacing them....My main driver for switching away from wax was that there are basically two things that joint comes in contact with (aside from water): poop and wax.  

@Samantha GoochBelow are some of the main differences between a CPA and EACPA1) Require completion of a college degree with certain classes in accounting, tax, audit, etc2) Require passing 4 exams on Audit, Tax, Law, Business3) Required continued education4) Can practice in Tax, Assurance or Advisory5) Eligible to represent you infront of the IRSEA1) passing 3 exams dedicated to tax2) Required continue education3) practice in Tax4) Eligible to represent you infront of the IRSThe CPA designation is more prestigious because it is much more difficult to obtain.The Tax portion of the CPA exam is more difficult than the 3 EA exams.The other item is that a college degree is not required(Just that you are atleast 18 years of age).With that said, you can have good CPA or bad CPA's.You can have good EA's and bad EA's.Also, please be careful on this webforum, there are many 'tax professionals' that are neither a CPA or an EA.Best of luck

The entity effectively incurs much additional costs (mainly the financing) with additional administrative burdens to maintain the corporate veil. 

I just went and checked out a parcel of land that is in on main street in a smaller outer lying town from the quickly growing (and almost out of room) bigger area I live in.